Local governments set annual property tax rates, and what you pay is based on the value of your home or business. Getting your assessment reduced can mean a lower tax bill.

Appraisals take into account a property’s size, condition and location; any income it may produce; and comparable sales in the area. Appraisers might drive by, but they don’t go inside.

All properties on the tax rolls must be reappraised every three years, but counties may reassess values more often if the market changes.

PROTEST OPTIONS

If you disagree with an appraisal, consider filing a protest — online, in writing or in person.

For those in the Dallas Central Appraisal District, the online process begins at the website dallascad.org. It gives instructions on how to challenge the assessment.

This year, protests must be submitted by June 2 or 30 days after receipt of an appraisal notice, whichever is later.

If the appraisal district agrees with you, you’ll get an email to that effect. If not, an appraisal review board hearing will be scheduled.

Written protests can be mailed or dropped off at the appraisal district office, 2949 N. Stemmons Freeway, Dallas 75247.

WALK-INS WELCOME

If you want to protest in person, gather your evidence and bring it to the appraisal district office. An appraiser will review it and make a decision immediately. No appointments are necessary; the district accepts walk-ins. The wait is typically less than 30 minutes, but it gets longer as the protest deadline nears. Wait times are also longer over the lunch hour, when many taxpayers stop in to meet with an appraiser.

The office is open from 7:30 a.m. to 5:30 p.m. Mondays through Thursdays, and 7:30 a.m. to 5 p.m. Fridays. In May, appraisers are also available to discuss residential protests from 8 a.m. to noon Saturdays, except May 24, the Saturday of Memorial Day weekend.

The telephone number is 214-631-0910.

MAKING YOUR CASE

Because appraisals are done quickly, details can be missed or processed incorrectly. Make sure the assessor has properly described your property. Look for inaccuracies in square footage, number of rooms, garage size and lot size.

One way to argue for a lower appraisal may be to compare yours to the sale prices of comparable homes in your neighborhood. These can often be obtained through real estate brokers.

Another way is to see if your assessed valuation is higher than that of neighbors living in similar homes. You can check neighbors’ assessments online, searching by name or address, at the district’s website, dcad.org.

(While you’re at the website, you can watch a 14-minute video on the protest process.)

STRUCTURAL DEFECTS

Bring photos or other documentation of needed repairs at your home. These can drive down its value. Poor drainage, a leaky roof, wood rot, ill-fitting windows and doors, cracked mortar, foundation problems and plumbing defects are some of the things the appraiser may have missed. Repair estimates from contractors are an excellent way to document these.

GO WITH A PRO?

You can hire a lawyer or a property tax consultant to work on your protest, but it will cost you. Some charge flat or hourly fees. Some take a percentage of what they’re able to save you.

You can also consider hiring a professional appraiser to value your home.

APPEALS

If you disagree with the decision in an informal protest, such as a walk-in meeting with an appraiser, you can request a formal hearing before an Appraisal Review Board, generally a three-member panel. These are conducted like court cases, although less formally. A hearing usually takes about 15 minutes. The board hears evidence from you and from the appraisal district, then renders a judgment.

If you’re dissatisfied with the board’s decision, you have 60 days to file an appeal in state District Court or ask for binding arbitration. This is where things can get costly and time-consuming. Weigh the costs against potential tax savings.